Berkshire County, MA · Sold

MA-896871

8462 County Road 39

$671,200

$18,501/ac · 36.28 ac

Offer report Market this tract

Acreage36.28 ac

Price per acre$18,501/ac

ZoningUnzoned

Road accessDirt

UtilitiesFull utilities

TopographySloped

ListedSep 12, 2025

Coordinates42.4234, -73.1980

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County GIS boundary

We do not yet have an active public ArcGIS connection for this county. Use the official source link to verify the parcel boundary and flood/zoning layers.

County market

Berkshire County, Massachusetts. Very limited raw supply; wetlands review drives most deals.

View Berkshire market data →

Step 1 · Is this a deal?

Due diligence

2 items to verify before you offer.

Risk index

Low risk

Wetlands1.9% of tract

Little to no mapped wetland coverage.

Average slope24.9%

Steep ground — expect meaningful site work to build.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

1,462 ft of deeded road frontage.

PowerOn site

Power at or near the road.

Buildable area21.35 of 36.28 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$741,085

$589,331 – $892,840 · $20,427/ac on 36.28 ac

Asking vs estimate

-9.4%

Priced below the comp set

Weighted from 8 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.

AI deal brief

Comps, diligence flags, an offer number and what to ask the seller.

Offer calculatorAsking $671,200

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$423,477

$11,672/ac · +30.0% target margin

You need $247,723 off asking to hit this margin.

All-in cost$459,473

Net resale$681,798

Projected profit$222,326

ROI+48.4%

Annualized+69.2%

Break-even resale$13,766/ac

Profit if resale lands off target

-20%

$85,966

-10%

$154,146

$222,326

+10%

$290,506

+20%

$358,686

Comparable sales8 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MA-847502 Paved · Off grid	57.3	Jul 24, 2026	$782,500	13,657	15,642	3.4 mi	79
MA-947634 Paved · Power at road	63.0	Jul 27, 2026	$1,197,500	18,994	18,866	4.0 mi	77
MA-326396 Dirt · Off grid	25.7	Jan 24, 2025	$530,400	20,623	29,832	4.8 mi	72
MA-838464 Landlocked · Full utilities	115.0	Jul 27, 2026	$1,532,400	13,322	21,694	5.9 mi	71
MA-106638 Gravel · Power at road	30.6	Jan 26, 2025	$543,000	17,722	19,250	10.1 mi	69
MA-865566 Gravel · Full utilities	14.1	Oct 8, 2025	$294,900	20,913	16,352	9.1 mi	69
MA-928407 Landlocked · Off grid	110.4	Jan 16, 2026	$947,900	8,588	20,301	6.0 mi	65
MA-928596 Gravel · Off grid	126.6	Mar 25, 2025	$1,622,400	12,817	22,049	5.9 mi	63

Show adjustment detail for the top comp

Tract size (57.3 ac → 36.28 ac)+9.2%
Access (Paved → Dirt)-27.1%
Utilities (Off grid → Full utilities)+43.5%

Step 3 · Market it

Turn this underwriting into a listing

Generate a comp-priced headline, listing description, land-group post and cash-buyer email for this tract — then post it to the investor marketplace.

Build the listing kit Post a deal or JV